Multifamily Refinance Pricing for Loans Over $7.5M

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Enter a few basics about the property and you'll get indicative debt quotes.

Fannie Mae · Freddie Mac · Preferred Equity · MF Only CMBS · Bridge · HUD/FHA

Property Information

Property name

Street address

State

City

Year built

Number of units

Current / in-place annual NOI

Current debt balance Leave blank if unencumbered

Cap rate assumption (%) Used to estimate value from NOI

Stabilized / proforma NOI (optional) Fill this in to also see a bridge option \u2014 leave blank to skip it

Admin

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This just keeps casual visitors out of the rate sheet — it's not bank-grade security.

Admin

Rate sheet

Google Sheet Rate Feed

In your sheet: File \u2192 Download \u2192 either "Comma Separated Values (.csv)" or "Microsoft Excel (.xlsx)" both work \u2014 upload whichever you grab below. It goes live immediately, no extra step. Treasury/SOFR stay on live pull and aren't touched by this.

Click to choose a CSV file\u2026

Or paste CSV text directly

Open your published CSV link in a new tab, press Ctrl/Cmd+A to select all, Ctrl/Cmd+C to copy, then paste the raw text below.

One-click URL pull (currently blocked)

Not working in this environment \u2014 left here in case that changes. Use the upload or paste options above for now.

Published CSV URL

Index Rates (%)

The borrower tool pulls 5/7/10-Year Treasury and SOFR live when it can reach the source. The values below are the fallback used if a live fetch fails — keep them current. Note: true CME Term SOFR is a paid license; "live" SOFR here is the NY Fed's 30-Day Average SOFR, the standard free proxy — close but not identical to licensed Term SOFR.

5-Year Treasury (fallback)

7-Year Treasury (fallback)

10-Year Treasury (fallback)

1-Month SOFR (fallback)

Agency Spreads (%, over matching Treasury) \u2014 by tier and term

Fannie Mae	5-Year	7-Year	10-Year
Tier 2
Tier 3
Tier 4

Freddie Mac	5-Year	7-Year	10-Year
Tier 2
Tier 3
Tier 4

Tier Underwriting \u2014 by agency

Fannie Mae	Min DSCR	Max LTV (%)
Tier 2
Tier 3
Tier 4

Freddie Mac	Min DSCR	Max LTV (%)
Tier 2
Tier 3
Tier 4

Rate Buydowns — spread reduction per 1 point (%)

Fannie 5-Year

Fannie 7-Year

Fannie 10-Year

Freddie 5-Year

Freddie 7-Year

Freddie 10-Year

Bridge Pricing (over 1-Month Term SOFR)

Spread \u2014 Min (%)

Spread \u2014 Max (%)

Min Debt Yield \u2014 Low (%)

Min Debt Yield \u2014 High (%)

Term \u2014 Min (months)

Term \u2014 Max (months)

Interest-only. Rate shown as a range (SOFR + Min\u2013Max spread); monthly payment uses the midpoint. Max loan shown as a range too: Low DY \u00f7 stabilized NOI gives the top of the range, High DY gives the bottom \u2014 no LTC cap. In-place and stabilized DSCR are shown for reference but don't constrain sizing.

MF Only CMBS Pricing (over 5-Year Treasury, always)

Spread (%)

Min Debt Yield (%)

Min DSCR (Interest-Only)

Buydown, per 1 pt (%)

Always a 5-year term, full-term interest-only, priced over the 5-Year Treasury \u2014 no 7/10-year option. Max loan = the lower of (NOI \u00f7 Min Debt Yield) and (NOI \u00f7 Min DSCR \u00f7 rate). No LTV cap is applied \u2014 say the word if you want one added.

HUD / FHA Pricing (over 10-Year Treasury)

Spread (%)

Max LTV (%)

Min DSCR

Amortization (years)

Fully amortizing \u2014 no balloon, term = amortization. Priced over the 10-Year Treasury, no term toggle. Max loan = the lower of (Max LTV \u00d7 value) and the DSCR-constrained amortizing payment.

Preferred Equity \u2014 sized on top of Freddie Mac only

Pref Equity All-in Rate (%)

Pref Equity Current Pay (%)

Min Combined DSCR (Senior + Pref)

Pref amount = (NOI \u00f7 Min Combined DSCR \u2212 Freddie's annual debt service) \u00f7 Pref Current Pay rate. Uses whichever Freddie tier has the most proceeds. Blended rate uses the All-in rate; sizing itself uses the Current Pay rate.

Value Assumption

Default Cap Rate (%)

Pre-fills the borrower's cap rate field; borrowers can override it on their own form. Used only to estimate value when no acquisition price is entered.

Export / Import \u2014 carry settings to another copy of this tool

This tool's storage only works inside this Claude chat. If you're running another copy elsewhere (your own site, a different link), use this to move today's numbers over by hand: Export here, paste into Import there.

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Indicative terms

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Rate sheet

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